Authored by the expert who managed and guided the team behind the Cambodia Property Pack
Yes, the analysis of Sihanoukville's property market is included in our pack
Sihanoukville's real estate market in 2026 is a mix of opportunity and caution, where the best deals go to buyers who know exactly where to look.
In this guide, we break down the current housing prices in Sihanoukville, explain what you can realistically buy, and show you which neighborhoods are improving fastest.
We constantly update this blog post to reflect the latest market conditions, so you always have fresh data at your fingertips.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Sihanoukville.
How's the real estate market going in Sihanoukville in 2026?
What's the average days-on-market in Sihanoukville in 2026?
As of early 2026, residential properties in Sihanoukville typically stay on the market for around 90 to 120 days, with condos often taking longer to sell than landed homes in desirable areas.
The realistic range for most Sihanoukville listings spans from about 45 days for well-priced landed homes in prime beach neighborhoods like Otres or Serendipity, up to 180 days or more for investor-held condos in less liquid locations.
Compared to 2024, when the market was still absorbing oversupply from the boom years, days-on-market in Sihanoukville has shortened slightly as transaction volumes increased by 15 to 20 percent, though the improvement is uneven and depends heavily on property type and location.
Are properties selling above or below asking in Sihanoukville in 2026?
As of early 2026, most residential properties in Sihanoukville are selling below asking price, with condos typically closing around 5 to 12 percent under the listed price and landed homes in prime areas selling closer to 0 to 7 percent below asking.
Roughly 80 to 90 percent of Sihanoukville properties sell at or below asking, while only a small fraction of the best-located, cleanly-titled units in high-demand beach areas might see competitive offers near full asking price.
Bidding wars are rare in Sihanoukville in 2026, but when they do happen, they occur in neighborhoods like Otres, Ochheuteal Beach, and Serendipity where finished properties with clear strata titles and beach proximity are genuinely scarce.
By the way, you will find much more detailed data in our property pack covering the real estate market in Sihanoukville.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Cambodia. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
What kinds of residential properties can I realistically buy in Sihanoukville?
What property types dominate in Sihanoukville right now?
The Sihanoukville property market in 2026 is dominated by condominiums (roughly 60 percent of foreigner-accessible listings), followed by shop-houses and landed homes (about 25 percent), and serviced apartments or hotel-residential hybrids (around 15 percent).
Condominiums represent the largest share of the Sihanoukville market because they are the primary property type that foreigners can legally own outright under Cambodia's co-owned building framework.
This condo dominance developed because Sihanoukville's rapid boom from 2016 to 2019 attracted massive Chinese investment that focused on high-rise projects near beaches and casinos, creating a large inventory of strata-titled units specifically designed for foreign buyers and investors.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Sihanoukville?
- How much should you pay for an apartment in Sihanoukville?
- How much should you pay for a villa in Sihanoukville?
- How much should you pay for a condo in Sihanoukville?
- How much should you pay for lands in Sihanoukville?
Are new builds widely available in Sihanoukville right now?
New-build properties account for roughly 30 to 40 percent of residential listings in Sihanoukville in 2026, though many of these are recently completed projects from the boom era rather than brand-new launches.
As of early 2026, the highest concentration of new-build developments in Sihanoukville can be found in the Sangkat 4 area near Independence Beach, the emerging Bay of Lights (Ream City) coastal development zone, and along the corridor connecting downtown to the port and SEZ areas.
Get fresh and reliable information about the market in Sihanoukville
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
Which neighborhoods are improving fastest in Sihanoukville in 2026?
Which areas in Sihanoukville are gentrifying in 2026?
As of early 2026, the Sihanoukville neighborhoods showing the clearest signs of gentrification are Otres (especially Otres 1 and Otres 2), the Serendipity Beach corridor, Victory Hill, and parts of Sangkat 4 near Independence Beach.
In Otres, you can see boutique hotels and upscale beach bars replacing older guesthouses, while Victory Hill has attracted a mix of expat-focused restaurants and co-working spaces that signal demographic change beyond the traditional backpacker crowd.
Price appreciation in these gentrifying Sihanoukville neighborhoods has ranged from 10 to 25 percent over the past two to three years for the best-located properties, though this growth is selective and depends heavily on individual property quality and title clarity.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Sihanoukville.
Where are infrastructure projects boosting demand in Sihanoukville in 2026?
As of early 2026, the Sihanoukville areas seeing the strongest infrastructure-driven demand are the National Road 4 corridor near the port, neighborhoods adjacent to the Sihanoukville Port Special Economic Zone, and areas benefiting from the Phnom Penh-Sihanoukville Expressway connection.
The specific projects driving this demand include the $243 million deep-water container terminal (Phase 1 completing in 2026), the ongoing Sihanoukville International Airport expansion, and the continued development of the port's logistics infrastructure funded by Japan's ODA program.
Phase 1 of the deep-water port is scheduled for completion in 2026, Phase 2 will run from 2025 to 2028, and Phase 3 is planned for 2026 to 2029, with the full port upgrade expected to cost nearly $1 billion.
Properties near announced infrastructure projects in Sihanoukville typically see a price bump of 5 to 10 percent after announcement, with another 10 to 15 percent appreciation possible upon completion, though this depends on the project actually delivering improved accessibility or economic activity.
We have made this infographic to give you a quick and clear snapshot of the property market in Cambodia. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
What do locals and insiders say the market feels like in Sihanoukville?
Do people think homes are overpriced in Sihanoukville in 2026?
As of early 2026, most locals and market insiders in Sihanoukville believe that listed prices are still somewhat overpriced, but actual transaction prices are quite negotiable, creating opportunities for patient buyers.
When arguing that homes are overpriced in Sihanoukville, people typically point to the 30 to 40 percent price drop from 2019 peaks that still hasn't fully recovered, the presence of roughly 400 abandoned or unfinished buildings from the boom era, and the mismatch between asking prices and actual rental yields.
Those who argue prices are fair in Sihanoukville counter that infrastructure investments are real, tourism is recovering strongly (Cambodia saw 6.7 million international arrivals in 2024), and current prices represent a genuine bottom that offers long-term value.
The price-to-income ratio in Sihanoukville is actually quite favorable compared to Phnom Penh, with entry-level condos starting around $40,000 to $60,000, making ownership more accessible for both local professionals and foreign investors than in the capital.
What are common buyer mistakes people regret in Sihanoukville right now?
The most frequently cited buyer mistake in Sihanoukville is purchasing a property without properly verifying the strata title pathway, which has left some foreign buyers with units that are difficult or impossible to resell because the building's legal structure was never properly completed.
The second most common regret is buying in a "ghost building" location that looked promising in marketing materials but turned out to be in an area with poor occupancy, weak building management, and no real neighborhood services, making both living and renting nearly impossible.
If you want to go deeper, you can check our list of risks and pitfalls people face when buying property in Sihanoukville.
It's because of these mistakes that we have decided to build our pack covering the property buying process in Sihanoukville.
Get the full checklist for your due diligence in Sihanoukville
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
How easy is it for foreigners to buy in Sihanoukville in 2026?
Do foreigners face extra challenges in Sihanoukville right now?
Foreigners face a moderately high difficulty level when buying property in Sihanoukville compared to local buyers, primarily because they cannot own land directly and must navigate the strata-title system for condominiums or use indirect structures for landed properties.
Under Cambodia's 2010 Law on Providing Foreign Ownership of Co-owned Buildings, foreigners can own private units in registered co-owned buildings (condos) from the first floor upward, but cannot own ground-floor units or land, which limits options significantly.
The most common practical challenges foreigners face in Sihanoukville include verifying that a building is actually registered for foreign ownership (not all claim to be), dealing with developers who may have incomplete paperwork, and the limited availability of English-language legal support outside of Phnom Penh.
We will tell you more in our blog article about foreigner property ownership in Sihanoukville.
Do banks lend to foreigners in Sihanoukville in 2026?
As of early 2026, mortgage financing for foreign buyers in Sihanoukville is available but limited, with most local banks preferring to lend to Cambodian nationals, and foreign applicants facing stricter requirements and higher barriers.
Foreign buyers who do qualify for loans in Cambodia can typically expect loan-to-value ratios of 50 to 70 percent (lower than the 80 percent often available to locals) and interest rates ranging from 8 to 12 percent annually, which is significantly higher than in many Western markets.
Banks in Sihanoukville typically require foreign applicants to provide proof of stable income, valid long-term visa or work permit, local bank account history of at least 6 to 12 months, and sometimes a Cambodian guarantor or substantial additional collateral.
You can also read our latest update about mortgage and interest rates in Cambodia.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Cambodia versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How risky is buying in Sihanoukville compared to other nearby markets?
Is Sihanoukville more volatile than nearby places in 2026?
As of early 2026, Sihanoukville's property market is notably more volatile than Phnom Penh and significantly more volatile than nearby coastal towns like Kampot or Kep, due to its history of rapid boom-bust cycles driven by external investment flows.
Over the past decade, Sihanoukville experienced price swings of 50 percent or more during the 2016-2019 boom and subsequent 30 to 40 percent correction, while Phnom Penh saw more moderate fluctuations of 10 to 20 percent, and Kampot remained relatively stable throughout.
If you want to go into more details, we also have a blog article detailing the updated housing prices in Sihanoukville.
Is Sihanoukville resilient during downturns historically?
Sihanoukville has shown moderate resilience during past downturns, with the port and SEZ employment base providing some stability, but speculative segments like investor-held condos have proven quite vulnerable to confidence shocks.
During the most recent major downturn (2020-2023, driven by the online gambling ban and COVID-19), Sihanoukville property prices dropped 30 to 40 percent from peak, and recovery has taken roughly 3 to 4 years to reach current stabilization, with full recovery still ongoing.
The property types and neighborhoods that have historically held value best in Sihanoukville are landed homes in established residential areas like Victory Hill, well-managed condos in Serendipity and Ochheuteal with genuine rental demand, and properties near the port-SEZ corridor with year-round tenant bases.
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How strong is rental demand behind the scenes in Sihanoukville in 2026?
Is long-term rental demand growing in Sihanoukville in 2026?
As of early 2026, long-term rental demand in Sihanoukville is growing gradually, supported more by logistics and port-related employment than by tourism, with occupancy improving in areas that serve working professionals.
The tenant demographics driving long-term rental demand in Sihanoukville include SEZ and port workers, logistics company staff, casino and hospitality employees, expats working in tourism-related businesses, and a growing number of digital nomads attracted by beach lifestyle and low costs.
The Sihanoukville neighborhoods with the strongest long-term rental demand right now are Victory Hill (popular with expats), areas near the port and SEZ along National Road 4, and parts of Sangkat 4 that offer a balance of beach access and urban amenities.
You might want to check our latest analysis about rental yields in Sihanoukville.
Is short-term rental demand growing in Sihanoukville in 2026?
Cambodia has relatively light short-term rental regulations compared to many countries, with no strict licensing requirements for Airbnb-style rentals in Sihanoukville, though operators should register with local authorities and comply with general business and tax regulations.
As of early 2026, short-term rental demand in Sihanoukville is growing steadily, driven by Cambodia's tourism recovery that saw 6.7 million international arrivals in 2024 (up 23 percent from 2023) and increased domestic weekend traffic from Phnom Penh via the expressway.
Average occupancy rates for well-located short-term rentals in Sihanoukville range from 50 to 70 percent annually, with higher rates during peak season (November to April) and significant drops during monsoon months.
The guest demographics driving short-term rental demand in Sihanoukville include international tourists (mainly from China, South Korea, and Western countries), Phnom Penh residents on weekend getaways, digital nomads on extended stays, and regional business travelers visiting the port and SEZ areas.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Sihanoukville.
We made this infographic to show you how property prices in Cambodia compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What are the realistic short-term and long-term projections for Sihanoukville in 2026?
What's the 12-month outlook for demand in Sihanoukville in 2026?
As of early 2026, the 12-month outlook for residential property demand in Sihanoukville is cautiously positive, with continued stabilization expected and selective improvement in prime locations, though a broad market surge is unlikely.
The key factors likely to influence Sihanoukville demand over the next 12 months include the completion of Phase 1 of the deep-water port terminal, continued tourism recovery momentum, credit conditions set by the National Bank of Cambodia, and any shifts in Chinese investment appetite for Cambodian real estate.
Price forecasts for Sihanoukville over the next 12 months suggest flat to modest gains of 3 to 7 percent in prime locations, with the broader market likely to remain stable as oversupply continues to be absorbed gradually.
By the way, we also have an update regarding price forecasts in Cambodia.
What's the 3-5 year outlook for housing in Sihanoukville in 2026?
As of early 2026, the 3 to 5 year outlook for housing in Sihanoukville is moderately positive, with gradual price appreciation expected as infrastructure projects complete, tourism matures, and the city transitions toward its planned role as a multipurpose logistics and tourism hub.
The major development projects expected to shape Sihanoukville over the next 3 to 5 years include the completion of all three phases of the deep-water port by 2029, the Bay of Lights (Ream City) coastal development, continued airport expansion, and potential rail upgrades connecting to Phnom Penh.
The single biggest uncertainty for Sihanoukville's 3 to 5 year outlook is whether Chinese investment and tourism will return to meaningful levels, as this external demand was the primary driver of the previous boom and its absence has been the main constraint on recovery.
Are demographics or other trends pushing prices up in Sihanoukville in 2026?
As of early 2026, demographic trends are providing moderate upward pressure on Sihanoukville housing prices, with Cambodia's young population and continued urbanization supporting long-term demand for coastal properties.
The specific demographic shifts affecting Sihanoukville prices include rural-to-urban migration seeking employment in the port and SEZ sectors, a growing middle class in Phnom Penh creating weekend and vacation home demand, and increased foreign resident populations attracted by the lower cost of living compared to Thailand or Vietnam.
Beyond demographics, Sihanoukville prices are being pushed by the expressway connection that has made the city a realistic weekend destination from Phnom Penh, growing digital nomad interest in Southeast Asian beach towns, and infrastructure investment that signals government commitment to the city's development.
These demographic and trend-driven price pressures in Sihanoukville are expected to continue for at least the next decade, supported by Cambodia's projected economic growth of 5 to 6 percent annually and the government's explicit 10-year master plan targeting Sihanoukville as a major development priority through 2038.
What scenario would cause a downturn in Sihanoukville in 2026?
As of early 2026, the most likely scenario that could trigger a housing downturn in Sihanoukville would be a significant external demand shock, such as a renewed pullback in Chinese tourism and investment, a regional economic slowdown, or negative policy changes affecting the casino and entertainment sector.
Early warning signs of a potential Sihanoukville downturn would include rising vacancy rates in recently completed buildings, increasing days-on-market beyond 6 months for typical properties, renewed construction halts, declining port traffic volumes, and a noticeable drop in casino or hotel employment.
Based on historical patterns, a potential downturn in Sihanoukville could realistically see prices decline 15 to 25 percent from current levels in a moderate scenario, or up to 30 to 40 percent in a severe shock similar to the 2020-2022 period, with recovery likely taking 2 to 4 years.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Sihanoukville, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Cambodia Ministry of Tourism Statistics Report 2024 | It's an official government dataset with clear tables and visitor statistics for all Cambodian provinces. | We used it to understand tourism demand trends for Sihanoukville and the coastal region. We also cross-checked these numbers against short-term rental demand patterns. |
| National Bank of Cambodia Annual Report 2024 | It's the central bank's official review of the economy, credit conditions, and sector performance. | We used it to frame how credit availability affects buyer power in Sihanoukville. We also used it as our main source for understanding overall market sentiment in early 2026. |
| World Bank Cambodia Macro Poverty Outlook | It's a standardized World Bank forecast with explicit GDP projections and economic assumptions. | We used it for baseline economic growth expectations that affect housing demand. We relied on it to support our 12-month and 3 to 5 year market scenarios. |
| Asian Development Bank Cambodia Forecast | It's ADB's official statement of growth projections and key economic risks for Cambodia. | We used it as a second independent forecast to compare against World Bank numbers. We used it to build a range of possible outcomes rather than relying on a single projection. |
| Knight Frank Cambodia Real Estate Highlights H1 2025 | It's a major global real estate consultancy with structured research methodology and local market presence. | We used it to understand the property cycle narrative including supply, absorption, and pricing behavior. We translated their professional findings into buyer-friendly signals. |
| CBRE Cambodia Research | CBRE is a global real estate firm and this is their official Cambodia research distribution page. | We used it to triangulate market sentiment with Knight Frank's findings. We used it as a second professional viewpoint to avoid relying on a single firm's opinion. |
| Preah Sihanouk Master Plan Overview | It's an official planning document tied to provincial administration and development priorities. | We used it to identify what Sihanoukville is explicitly trying to become as a logistics and tourism hub. We used it to justify which neighborhoods are likely to benefit from planned upgrades. |
| JICA Sihanoukville Port SEZ Overview | It's from Japan's official development agency and clearly documents the SEZ and port ecosystem. | We used it to support the rental demand story tied to logistics jobs and port employment. We used it to identify infrastructure linkages that matter for residential demand. |
| Sihanoukville Autonomous Port Reports | PAS is a government entity and its disclosures reflect actual infrastructure development status. | We used it to confirm that port expansion is ongoing and relevant to the local economy. We used it as an infrastructure demand input for neighborhoods near the port corridor. |
| Cambodia National Institute of Statistics Population Projection | It's Cambodia's official statistics agency with formal demographic projections. | We used it to ground long-term demand drivers like household formation and working-age population growth. We used it as a demographic input for our 3 to 5 year outlook. |
| Fulcrum Sihanoukville Research | It's a respected policy-focused publication that provides context on Sihanoukville's boom-bust dynamics. | We used it to explain why Sihanoukville behaves differently from other Cambodian markets. We used it to make our risk section specific rather than generic emerging market talk. |
Related blog posts
- Is now a good time to invest in property in Sihanoukville?